Home inspections in Oxford, from Waterstone to Lakeville
We inspect the Oxford area from our Grand Blanc and Southfield offices: the Village of Oxford, Oxford Township around it, including Thomas, Oakwood and Waterstone, and Addison Township to the east, Leonard and Lakeville included. Oxford was known as the Gravel Capital of the World, and that glacial sand and gravel is still the ground under the houses, with lakes in the low spots, Stony, Clear, Seymour and Lakeville lakes among them and Waterstone Lake in a former pit. The village is the oldest housing, the township is 1990s-and-later subdivisions plus four manufactured-home communities, and Addison is acreage on private wells and septic, so the add-ons that matter most here are the radon test (18% of local tests come back high), the well and septic package with the FHA (Federal Housing Administration) or VA (Department of Veterans Affairs) water test, a mold inspection (from $275) for finished basements, and the manufactured-home inspection with the crawlspace robot.
Every inspection is done by a certified inspector and the digital report is in your inbox the same day. Thermal imaging of the heating, cooling, plumbing and electrical systems and of any area showing signs of water intrusion is included in every home inspection, along with a drone view of the roof when the weather allows and a sump pump test. We test; we never repair or remediate, so nothing in the report is a sales pitch. A home inspection starts at $425; the final price depends on the size and age of the home, which is why the instant quote asks for the address.
0%
of Oxford radon tests came back above the EPA fix-it level of 4 pCi/L (94 of 527 in ZIPs 48371 and 48370 on EGLE's map), against 12% for Oakland County. Test anyway; the only way to know is to test.
0%
of Oxford Township's homes were built in 2000 or later, 33% across the village and the two townships (Census ACS 2020 to 2024). New does not mean defect-free; blue tape and 11th month inspections catch what the builder missed.
0%
of Oxford Township's homes are manufactured homes, in Lake Villa, Parkhurst Estates and Whispering Oaks among other places (Census ACS 2020 to 2024). Piers, tie-downs and the underbelly get checked, with the crawlspace robot where an inspector cannot fit.
What buyers run into in Oxford
An 1876 village, 1990s subdivisions and four manufactured-home communities
The median home in the Village of Oxford was built in 1978, with 54% of its homes built before 1980; Oxford Township's median is 1995 and 39% of its homes went up in 2000 or later (Census ACS 2020 to 2024). Lead paint was legal until 1978 and asbestos was still common in flooring, siding, insulation and ceiling texture into the 1980s, so anything of that age gets a lead test (from $100) and, if you plan to pull up floors or siding, asbestos sampling (from $300, with or without a home inspection): flooring installers, including Home Depot's, will not pull up pre-1980 vinyl or linoleum without an asbestos test (Home Depot's own installation guidance says so), so we sample flooring, siding and insulation and send it to an accredited lab. In the township 11.4% of homes are manufactured homes, and their piers, tie-downs, skirting and underbelly get checked on every inspection. Where a crawlspace or the underbelly of a manufactured home is too tight or too wet to enter we send in our crawlspace robot (an Uplink Robotics inspection crawler; the maker says only 22 have been sold in Michigan, and three of them are ours) so it gets photographed instead of skipped.
Three water systems: village wells, county wells and your own well
The Village of Oxford pumps and treats its own water from three wells, and its 2026 report counts 1,322 service lines with 134 lead-component or galvanized lines still to be replaced and 165 already upgraded; lead at the tap tested 0.0 parts per billion at the 90th percentile in 2023, but we still check the service line and fixtures in any older village house. Oxford Township's system is a separate eleven-well groundwater system run by the Oakland County Water Resources Commissioner since 1962, treated for iron, with no known lead service lines; the water bill tells you which you are on. Addison Township has no county-run water or sewer that we know of, so plan on a private well and septic there, as on Oxford Township's rural roads and older lake lots. The Oakland County Health Division recommends testing a private well for bacteria and nitrate every year and for arsenic every few years, so a private well here gets our water test (from $175), which covers arsenic along with coliform bacteria, nitrates, nitrites and lead.
Radon: 18% of local tests come back high
Michigan EGLE (the Department of Environment, Great Lakes, and Energy) says about 1 in 4 homes in Michigan tests above the EPA action level of 4 pCi/L. Oxford runs well above its county: 18% of the 480 tests in ZIP 48371 on EGLE's map came back above that level (88 of 480), against 12% for Oakland County, and Addison's Oxford-side ZIP 48370 shows 6 of 47, too few tests to read much into. A 48-hour radon test starts at $200 when added to a home inspection and runs during the inspection.
Gravel-pit ground, lake lots and septic with no time-of-sale rule
Waterstone is built around a former pit that is now Waterstone Lake, and on reclaimed or filled ground anywhere in the old gravel town we spend extra time on settlement cracks, sloped floors and drainage. The township's own sewer system covers the M-24 corridor and the newer subdivisions, with the owner responsible for the line from the main to the house, which is what a sewer scope (from $150) looks at on the village's older streets; the lake lots and rural parcels are on septic, and any seawall or fill at or below the ordinary high-water mark needs an EGLE Part 301 permit. A seawall inspection is $150 when added to the home inspection. The well and septic package starts at $500 when added to a home inspection, or the well alone from $275 and the septic alone from $300. VA loans require a water test on any private well and FHA lenders ask for one in most cases. We pull the sample, send it to a certified lab and deliver the results in the format the lender wants, usually in 2 to 7 business days. The water test starts at $175 and covers coliform bacteria, nitrates, nitrites, lead, arsenic and more.
Services and starting prices in Oxford
Prices are starting points. Add-on services (radon, well and septic, water, mold, sewer scope, termite, lead, pool and spa) are priced as shown when added to a home inspection; booked on their own they are quoted separately. Asbestos sampling starts at $300 with or without a home inspection. Thermal imaging of the heating, cooling, plumbing, electrical and water-intrusion areas is part of every home inspection; the energy-efficiency scan of windows, doors and insulation is the add-on. The final price depends on the size and age of the home, and the instant quote gives you a firm number before you book. Commercial building inspections are quoted by the building.
- Home inspection, starting at $425
- Radon testing, starting at $200 when added to a home inspection
- Well and septic inspection package, starting at $500 (well alone from $275, septic alone from $300) when added to a home inspection
- Water testing, starting at $175 when added to a home inspection
- Sewer scope, starting at $150 when added to a home inspection
- Mold testing, starting at $275 when added to a home inspection
- Termite (WDI) inspection, starting at $200 when added to a home inspection
- Energy‒efficiency thermal scan, starting at $125
- Lead testing, starting at $100 when added to a home inspection
- Pool and spa inspection, starting at $125 when added to a home inspection
- Pre‒listing inspection, starting at $425
- New build blue tape inspection, starting at $525
- Investor property verification, starting at $250
- Soil testing, starting at $250
- Asbestos testing, starting at $300
Areas we cover around Oxford
The Village of Oxford, Oxford Township and Addison Township, including Thomas, Oakwood, Waterstone, Oxford Lakes, Leonard, Lakeville, the Stony Lake, Clear Lake, Seymour Lake, Cedar Lake, Long Lake and Lakeville Lake neighborhoods, and the Lake Villa, Haven Cove, Parkhurst Estates, Whispering Oaks and Hidden Lake Estates manufactured-home communities. Next door: Lake Orion, Ortonville and Brandon Township, Metamora, Dryden, Oakland Township and Rochester.
This page is part of our Oakland County coverage; the county page has the county-wide radon numbers, the township well and septic rules and every town we work in. All 18 counties are on the Areas We Serve page.
Questions from Oxford buyers
Do you serve the Oxford area?
Is the house on village water, township water or a well?
Does Oakland County require a well and septic inspection when I buy in Oxford?
Was this subdivision built on an old gravel pit?
Can I be there for the inspection?
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